Rent Abroad
How much cash do you need on day one? Deposit rules, agency fees, guarantor requirements, lease terms, and short-term rental legality — country by country. Don’t get caught short.
Quick answer
Key facts
- 18 countries with rental norms deposit %, agency fee, guarantor rules, lease term, furnished default — verified 2026.
- 17 short-term rental rule sets Airbnb / STR registration thresholds, day caps, prohibited zones, fines.
- First-month cash range: 1–5 months rent France/Italy with agency = 4–5x · US/Asia = 1–2x · Japan with key money = 4–6x.
- 7 free city reports Lisbon, Valencia, Barcelona, Dubai, Bangkok, Paris, Mexico City — neighborhood-level detail.
- Tools that pair Cost of Living Calculator · First-Month Housing · Buy vs Rent — all free.
Free City Rental Intelligence
Deposit rules, lease norms, neighborhoods, rent ranges, and first-month cash breakdowns for 7 major expat cities. Completely free.
🇵🇹 Lisbon
FreeGolden Visa ended — D7 now the path
Read full report →
🇪🇸 Valencia
Free40-50% cheaper than Barcelona
Read full report →
🇪🇸 Barcelona
FreeStrict STR rules reshaping market
Read full report →
🇦🇪 Dubai
Free0% income tax, 0% capital gains
Read full report →
🇹🇭 Bangkok
FreeCondos only — 49% foreign quota
Read full report →
🇫🇷 Paris
FreeHighest closing costs in Western EU
Read full report →
🇲🇽 Mexico City
FreeFideicomiso rules for foreigners
Read full report →
First-Month Cash: Country Comparison
How many months of rent you need upfront — deposit, agency fee, and first month combined.
| Country | Deposit | Agency Fee | Guarantor? | First-Month Cash | Lease Term | Furnished? |
|---|---|---|---|---|---|---|
| 🇵🇹 Portugal | 2 months | 1 months | No | 4× rent | 12 months | Yes (+20%) |
| 🇪🇸 Spain | 2 months | None | No | 3× rent | 12 months | Yes (+15%) |
| 🇫🇷 France | 1 months | 0.5 months | ⚠️ Yes | 2.5× rent | 36 months | Yes (+25%) |
| 🇮🇹 Italy | 3 months | 1 months | No | 5× rent | 48 months | Uncommon |
| 🇦🇪 Dubai (UAE) | 0.6 months | 0.5 months | No | 6× rent | 12 months | Yes (+20%) |
| 🇹🇭 Thailand | 2 months | None | No | 3× rent | 12 months | Yes (+0%) |
| 🇲🇽 Mexico | 1 months | 1 months | ⚠️ Yes | 4× rent | 12 months | Yes (+20%) |
| 🇮🇩 Bali (Indonesia) | 0 months | None | No | 12× rent | 12 months | Yes (+0%) |
| 🇬🇷 Greece | 2 months | 1 months | No | 4× rent | 36 months | Yes (+20%) |
| 🇩🇪 Germany | 3 months | None | ⚠️ Yes | 2× rent | Indefinite | Uncommon |
| 🇳🇱 Netherlands | 2 months | None | No | 3× rent | Indefinite | Yes (+15%) |
| 🇨🇷 Costa Rica | 1 months | 1 months | No | 3× rent | 36 months | Yes (+10%) |
| 🇨🇴 Colombia | 0 months | None | ⚠️ Yes | 2× rent | 12 months | Yes (+15%) |
| 🇯🇵 Japan | 2 months | 1 months | ⚠️ Yes | 5× rent | 24 months | Uncommon |
| 🇹🇷 Turkey | 1 months | 1 months | No | 3× rent | 12 months | Uncommon |
| 🇲🇾 Malaysia | 2 months | None | No | 3.5× rent | 12 months | Yes (+15%) |
| 🇸🇬 Singapore | 2 months | 1 months | No | 4× rent | 24 months | Yes (+10%) |
| 🇵🇦 Panama | 1 months | 1 months | No | 3× rent | 12 months | Yes (+15%) |
Country Rental Details
🇵🇹 Portugal
Deposit: Typically 2 months rent (max 2 by law). Returned at lease end.
Agency: 1 month rent + VAT (23%). Paid by tenant.
Guarantor: Not standard. Some landlords request for non-residents.
Standard lease: 12 months, 4 months notice
First month total: First month rent + 2 months deposit + Agency fee (1 month)
🇪🇸 Spain
Deposit: 1 month legally mandated (fianza). Most landlords ask 2.
Agency: Since Ley 12/2023 (26 May 2023) the landlord pays agency and contract-formalisation costs for housing leases; refuse any tenant fee demand.
Guarantor: Aval bancario (bank guarantee) sometimes requested from non-residents.
Standard lease: 12 months, 1 months notice
First month total: First month rent + 2 months deposit (1 legal fianza + 1 additional guarantee, typical) + No agency fee (landlord pays since Ley 12/2023)
🇫🇷 France
Deposit: Max 1 month (unfurnished) or 2 months (furnished) by law.
Agency: Capped by law: max €12/m² for viewing/documents. Split tenant/landlord.
Guarantor: Not a legal requirement, but most landlords ask for a garant; non-residents use Visale (free state guarantee) or a bank guarantee.
Standard lease: 36 months, 3 months notice
First month total: First month rent + 1 month deposit + Agency fee (~0.5 month)
🇮🇹 Italy
Deposit: Typically 2-3 months (cauzione); legal cap 3 months (Law 392/1978 art. 11), with annual legal interest due to the tenant.
Agency: 1 month rent + 22% VAT. Paid by tenant.
Guarantor: Not standard but some landlords request for foreigners.
Standard lease: 48 months, 6 months notice
First month total: First month rent + 3 months deposit + Agency fee
🇦🇪 Dubai (UAE)
Deposit: 5% of annual rent (unfurnished, ≈0.6 months) or 10% if furnished — a market norm; Dubai Law 26/2007 requires the deposit to be refundable but sets no percentage.
Agency: 5% of annual rent. Paid by tenant.
Guarantor: No guarantor. But landlords require post-dated cheques (1, 4, 6, or 12).
Standard lease: 12 months, 3 months notice
First month total: First cheque (1-12 months) + 5% deposit + 5% agency fee + DEWA connection ~AED 2,000 + Ejari registration AED 220
🇹🇭 Thailand
Deposit: Typically 2 months. Landlords covered by the OCPB controlled-contract rules (from 4 September 2025) may take at most 3 months of advance rent plus deposit combined, refundable within 7 days if no damage.
Agency: Landlord pays agent. No tenant fee in most cases.
Guarantor: Not required.
Standard lease: 12 months, 1 months notice
First month total: First month rent + 2 months deposit
🇲🇽 Mexico
Deposit: 1 month deposit typical. Some landlords ask 2.
Agency: 1 month rent. Can be higher in tourist areas.
Guarantor: Mexican guarantor (fiador) with property often required. Non-residents: extra deposit instead.
Standard lease: 12 months, 1 months notice
First month total: First month rent + 1 month deposit + Agency fee + Aval/guarantor fee if applicable
🇮🇩 Bali (Indonesia)
Deposit: Leases typically paid upfront (6 months or 1 year). No separate deposit.
Agency: Landlord pays agent in most villa rentals.
Guarantor: Not required.
Standard lease: 12 months, 1 months notice
First month total: Full year rent upfront (standard) + Or 6 months minimum
🇬🇷 Greece
Deposit: 2 months standard. Often negotiable to 1 month for longer leases.
Agency: 1 month rent, typically paid by tenant.
Guarantor: Not standard. Landlords may request employer letter for non-EU tenants.
Standard lease: 36 months, 1 months notice
First month total: First month rent + 2 months deposit + Agency fee (1 month)
🇩🇪 Germany
Deposit: Maximum 3 months cold rent (Kaltmiete) by law (§551 BGB). Must be held in separate deposit account (Kautionskonto). Can be paid in 3 installments.
Agency: Bestellerprinzip since 2015 — whoever commissions the agent pays. For rentals, this means the LANDLORD pays. Tenant pays zero agent fee.
Guarantor: Mietschuldenfreiheitsbescheinigung (rent-free debt certificate from previous landlord) often required. For foreigners: employer guarantee letter or Bürgschaft from German resident. Some landlords accept 6 months prepaid rent instead.
Standard lease: Indefinite (unbefristet), 3 months notice
First month total: First month rent (Warmmiete) + First deposit instalment (the 3-month Kaltmiete deposit may be paid in 3 instalments, §551 BGB) + No agency fee (landlord pays)
🇳🇱 Netherlands
Deposit: Legal maximum 2 months' basic rent since 1 July 2023 (Wet goed verhuurderschap); 1-2 months is the norm.
Agency: A landlord's broker may not charge the tenant any fee (Rijksoverheid); only a broker you commission yourself can charge. Direct listings on Pararius and Funda.
Guarantor: Employer letter and last 3 payslips typically required. International companies often provide corporate guarantees.
Standard lease: Indefinite (unbefristet), 1 months notice
First month total: First month rent + 2 months deposit (legal maximum) + No agency fee unless you hired the broker
🇨🇷 Costa Rica
Deposit: 1 month standard. Refundable at lease end minus damages.
Agency: 1 month rent if using agent. Many direct rentals available (no fee).
Guarantor: Not standard for foreigners. Landlords may request 2-3 months advance rent instead.
Standard lease: 36 months, 3 months notice
First month total: First month rent + 1 month deposit + Agency fee (1 month, if applicable)
🇨🇴 Colombia
Deposit: No traditional deposit. Instead, fiador (guarantor with property) or póliza de arrendamiento (insurance policy, ~40% of monthly rent) is required.
Agency: No agency fee for tenants. Landlord pays commission.
Guarantor: Not mandated by Ley 820, but landlords almost always require a Colombian fiador with property or an arrendamiento insurance policy (~40% of a month's rent, paid annually); foreigners use the policy. Cash deposits are prohibited.
Standard lease: 12 months, 3 months notice
First month total: First month rent + Arrendamiento insurance (40% of monthly rent) + No deposit, no agency fee
🇯🇵 Japan
Deposit: Shikikin (敷金): 1-2 months refundable deposit. Reikin (礼金): 0-2 months non-refundable 'key money' (gift to landlord). Total upfront: 3-6 months rent.
Agency: Chukai tesuryo (仲介手数料): 1 month rent + 10% consumption tax. Legally capped at 1 month.
Guarantor: Guarantor company (保証会社 hoshō gaisha) required for almost all rentals. Cost: 50-100% of first month rent upfront + renewal fee. This replaces personal guarantor for foreigners.
Standard lease: 24 months, 1 months notice
First month total: First month rent + Shikikin 1-2 months + Reikin 0-1 month + Agency fee 1 month + Guarantor company fee (50-100% monthly rent) + Fire insurance (¥15,000-20,000)
🇹🇷 Turkey
Deposit: 1 month typical; the Code of Obligations (art. 342) caps residential deposits at 3 months, to be held at a bank.
Agency: 1 month rent commission (komisyon). Paid by tenant. Some direct-from-owner listings on Sahibinden.com avoid fee.
Guarantor: Not standard. Landlords may request proof of income or employment contract. Foreigners with residence permit generally accepted.
Standard lease: 12 months, 1 months notice
First month total: First month rent + 1 month deposit + Agency fee (1 month)
🇲🇾 Malaysia
Deposit: 2 months security deposit + 0.5 month utility deposit standard. Required by convention, not statute.
Agency: Landlord pays agent commission (typically 1 month rent). Tenant pays zero agency fee.
Guarantor: Not required. Foreigners with valid visa/work permit accepted. Some landlords request employer letter.
Standard lease: 12 months, 2 months notice
First month total: First month rent + 2 months security deposit + 0.5 month utility deposit + No agency fee (landlord pays)
🇸🇬 Singapore
Deposit: 2 months for 2-year lease, 1 month for 1-year lease. Held by landlord, returned at end minus damages/cleaning.
Agency: Customary: 1 month rent for a 2-year lease, 0.5 month for 1 year, when you use your own agent — CEA prescribes no commission; negotiate. Landlord pays their own agent.
Guarantor: Not required. Landlords verify employment pass/work permit validity. Corporate leases common for expats.
Standard lease: 24 months, 2 months notice
First month total: First month rent + 2 months security deposit + Agent fee (1 month for 2-year lease) + Stamp duty (~0.4% of total rent)
🇵🇦 Panama
Deposit: 1 month security deposit standard. Refundable at lease end. Some premium buildings request 2 months.
Agency: 1 month rent typical. Paid by tenant. Many direct-from-owner listings in expat areas (Encuentra24.com).
Guarantor: Not required for foreigners. Landlords may request passport copy and proof of income. Pensionado visa holders readily accepted.
Standard lease: 12 months, 1 months notice
First month total: First month rent + 1 month deposit + Agency fee (1 month, if applicable)
Short-Term Rental Rules by City
Planning to Airbnb your property? Check legality first — rules vary dramatically by city.
| City | Status | License | Day Limit | Enforcement | Key Restriction |
|---|---|---|---|---|---|
| 🇵🇹 Lisbon | ⚠️ Restricted | Alojamento Local (AL) | None | strict | New Regulamento Municipal do AL (Aviso 29926-A/2025/2, 5 December 2025): absolute containment where AL reaches 10% of housing, relative containment above 5% in eight parishes; new registrations suspended and the suspension extended |
| 🇵🇹 Porto | ⚠️ Restricted | Alojamento Local (AL) | None | moderate | AL containment zones in historic center |
| 🇵🇹 Algarve | ✅ Legal | Alojamento Local (AL) | None | moderate | Generally open outside containment zones |
| 🇪🇸 Barcelona | ❌ Banned | HUT (Habitatge d'ús turístic) | Banned | strict | All 10,101 existing HUT licenses expire by Nov 2028 |
| 🇪🇸 Malaga | ⚠️ Restricted | VFT (Vivienda con fines turísticos) | None | strict | Up to three-year city-wide suspension of new tourist-housing registrations (Decreto-ley 1/2025 art. 6; approved August 2025) |
| 🇪🇸 Marbella | ✅ Legal | VFT | None | moderate | Community of owners approval required nationally (2026) |
| 🇪🇸 Mallorca | ⚠️ Restricted | ETV/ETVPL | None | strict | Decret llei 4/2025 (11 April 2025) bans new tourist places in multi-family buildings across the Balearics; places move only 1-for-1 via the temporary places bank |
| 🇫🇷 Paris | ⚠️ Restricted | Meublé de tourisme | 90 days/yr | strict | 90-night annual limit for primary residences since 1 January 2025 (loi Le Meur 2024-1039 + Paris Council; was 120) |
| 🇫🇷 Nice | ⚠️ Restricted | Meublé de tourisme | 90 days/yr | moderate | 90-night annual limit for primary residences from 1 January 2026 (municipal deliberation 1.6 of 23 May 2025 under the loi Le Meur; 120 before) |
| 🇮🇹 Rome | ✅ Legal | CIN (Codice Identificativo Nazionale) | None | moderate | National CIN registration required (2024) |
| 🇮🇹 Florence | ⚠️ Restricted | CIN | None | strict | Municipal regulation in force 31 May 2025: 5-year authorisations tied to owner and unit, 28 m² minimum, municipal registry; no new short-term rentals in the UNESCO area (Zone A sub-zones A1, A3, A4 from 21 June 2026) |
| 🇦🇪 Dubai | ✅ Legal | DTCM Holiday Home Permit | None | moderate | Must use licensed operator or self-manage with permit |
| 🇹🇭 Bangkok | ❓ Gray area | Hotel license | None | lax | Technically requires hotel license for <30 day stays |
| 🇹🇭 Phuket | ❓ Gray area | Hotel license | None | lax | Same hotel license technically required |
| 🇮🇩 Bali | ❓ Gray area | Pondok Wisata / TDUP | None | moderate | Technically requires tourism license (Pondok Wisata) |
| 🇲🇽 Mexico City | ⚠️ Restricted | RLAT | 180 days/yr | moderate | Increasing regulation of platforms |
| 🇲🇽 Playa del Carmen | ✅ Legal | No | None | lax | Minimal regulation currently |
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